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Item 3.
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| City Council Work Session | |
| Date: | 03/18/2024 |
| Title: | Babcock Theater Update |
| Presented by: | John Caterino, Facilities Manager |
| Department: | City Hall Administration |
| Presentation: | Yes |
| Legal Review: | Not Applicable |
| Project Number: | N/A |
RECOMMENDATION
This is an informational presentation, and the purpose is to provide City Council with background information about City ownership of Babcock Theater and its current Lease with Art House Management, LLC. The main items to be presented by City Staff and Art House Management are a history of Babcock Theater and the current state of backlog deferred maintenance of various building components/elements and the subsequent magnitude of needed repairs.
BACKGROUND (Consistency with Adopted Plans and Policies, if applicable)
Situated in the Central Business District on 2nd Ave N. and N. Broadway, the two-story brick Babcock Building retains much of the original design from when it was constructed in 1907. The building was listed on the National Parks Service National Register of Historic Places on April 9, 2013.
Located at 2810 ½ 2nd Ave N., comprising Unit 1A, the Babcock Theater accounts for 41% of the Historic Babcock Building. The theater has 720 seats, a 55-foot auditorium, and a 70-foot fly loft. The interior theater space is typical of the Skouras architectural style, and the exterior is typical of Commercial architectural style. The main visual element of the theater is the exterior marquee which projects from the north building elevation over the sidewalk on 2nd Ave N. The marquee consists of neon illuminated cursive script reading “Babcock”, backlit angled sign rail board outlined by an array of chasing lights, a neon lit volute scroll topping the structure, and a can lit soffit. The marquee was installed in 1955, approximately.
There are a substantial number of rehabilitation/repairs/upgrades that are needed at the Babcock Theater. The major and immediate items that have been identified are the following:
- Sidewalk vault repairs
- Raydiant sidewalk lights replacement
- Storefront replacement
- Entryway grade rehabilitation
- Exterior marquee rehabilitation
Additional identified future repairs include:
- Accessibility and safety upgrades
- Structural repairs
- Roof replacement
- Projection booth remodel
- Side stage curtains
- Live sound package
- Lighting package
City of Billings “City,” has owned the Babcock Theater since May 24, 2018. As the sole tenant, Art House Management, LLC “Lessee,” has leased the Babcock Theater from the City since November 1, 2018.
Per Section 6 of the Lease, City obligations include the following:
Art House has committed to repairing most of the items listed above with their own funds. They are requesting that the City agree to take on the responsibility of rehabilitating the marquee as a Lease obligation.
Visible deterioration, water infiltration, and drainage issues of the marquee give cause for concern about the overall integrity of the structure. Thus, City Facilities Division secured services from Cushing Terrell in December 2023 to conduct a condition audit and provide a written report summarizing findings and providing repair methodology. The attached report includes detailed field observations and repair methodology on the marquee background, structure, roofing system, interior metal paneling, exterior signage, electrical system, and steel cabling supports. Additionally, the report includes a preliminary engineer’s cost estimate for restoration. The report recommends various degrees of repair from general maintenance to replacement of components and systems as most of the components are in fair to poor condition.
On February 6, 2024, City Staff from Administration met with the Babcock Improvements Committee, and they gave their support to present this item to the larger Council body. The Babcock Improvements Committee is comprised of Matt Blakeslee, Katy Easton, Kim Olsen, Kendra Shaw, and Ruth Towe.
Next steps are for City Facilities Division to issue an RFP for rehabilitation and restoration of the marquee. The decision to issue an RFP versus bidding out the work is to secure services from a contractor who specializes in this type of work to ensure the best quality of craftsmanship. Additionally, since the engineers’ cost estimate is just that, the goal is to encompass all rehabilitation components within the RFP submission criteria to lessen scope creep and ensure an accurate amount of funds are appropriated.
Art House would like to sunset using the rail board as the red letters are difficult to source with the only real option for replacement being custom-made which is cost prohibitive. They propose replacing the letter rail boards with a digital board.
City of Billings Historic Preservation Ordinance Section 6-707 and 6-711 designates that any Subject Property located within one of the two local historic districts (Montana Ave and Old Town) requires review by the Yellowstone Historic Preservation Board before any exterior modifications can be made. The Babcock Building is not located in one of the two historic districts which means any upgrades or rehabilitation projects are not subject to local review and exterior modifications are allowed. The intent of any rehabilitation will be to retain as much of the original design aesthetic as possible while ensuring a structurally sound persisting historic visual element of the Babcock Theater.
Located at 2810 ½ 2nd Ave N., comprising Unit 1A, the Babcock Theater accounts for 41% of the Historic Babcock Building. The theater has 720 seats, a 55-foot auditorium, and a 70-foot fly loft. The interior theater space is typical of the Skouras architectural style, and the exterior is typical of Commercial architectural style. The main visual element of the theater is the exterior marquee which projects from the north building elevation over the sidewalk on 2nd Ave N. The marquee consists of neon illuminated cursive script reading “Babcock”, backlit angled sign rail board outlined by an array of chasing lights, a neon lit volute scroll topping the structure, and a can lit soffit. The marquee was installed in 1955, approximately.
There are a substantial number of rehabilitation/repairs/upgrades that are needed at the Babcock Theater. The major and immediate items that have been identified are the following:
- Sidewalk vault repairs
- Raydiant sidewalk lights replacement
- Storefront replacement
- Entryway grade rehabilitation
- Exterior marquee rehabilitation
Additional identified future repairs include:
- Accessibility and safety upgrades
- Structural repairs
- Roof replacement
- Projection booth remodel
- Side stage curtains
- Live sound package
- Lighting package
City of Billings “City,” has owned the Babcock Theater since May 24, 2018. As the sole tenant, Art House Management, LLC “Lessee,” has leased the Babcock Theater from the City since November 1, 2018.
Per Section 6 of the Lease, City obligations include the following:
City shall provide Lessee funds as approved through the budget process by the Mayor and Council for improvement to the premises. Lessee shall make recommendations to City regarding improvements, however, City shall make final determination and approval of improvements.
Normal repairs within the Theater which do not exceed $9,999.99, within the calendar year, in aggregate, will be undertaken by the Lessee as soon after discovery as can reasonably be arranged. Competition for the procurement of goods and services shall be competed through the normal City process for improvements/repairs/equipment which exceed $9,999.99. Any single expenditure exceeding $79,999.99 must receive prior approval from the City Council. The time or date when such renovations and improvements shall be made and shall be coordinated with the City, the Lessee and the HBPOA. Lessee shall provide City with such reasonable information as Lessee has developed concerning such renovations and improvements as may be requested by City.
The Parties have created and will maintain a committee of at least five (5) interested parties as an advisory group known as the “Babcock Improvements Committee,” who shall meet as needed, but at least annually, to review and approve all repairs and improvements to the Theater.
Normal repairs within the Theater which do not exceed $9,999.99, within the calendar year, in aggregate, will be undertaken by the Lessee as soon after discovery as can reasonably be arranged. Competition for the procurement of goods and services shall be competed through the normal City process for improvements/repairs/equipment which exceed $9,999.99. Any single expenditure exceeding $79,999.99 must receive prior approval from the City Council. The time or date when such renovations and improvements shall be made and shall be coordinated with the City, the Lessee and the HBPOA. Lessee shall provide City with such reasonable information as Lessee has developed concerning such renovations and improvements as may be requested by City.
The Parties have created and will maintain a committee of at least five (5) interested parties as an advisory group known as the “Babcock Improvements Committee,” who shall meet as needed, but at least annually, to review and approve all repairs and improvements to the Theater.
Art House has committed to repairing most of the items listed above with their own funds. They are requesting that the City agree to take on the responsibility of rehabilitating the marquee as a Lease obligation.
Visible deterioration, water infiltration, and drainage issues of the marquee give cause for concern about the overall integrity of the structure. Thus, City Facilities Division secured services from Cushing Terrell in December 2023 to conduct a condition audit and provide a written report summarizing findings and providing repair methodology. The attached report includes detailed field observations and repair methodology on the marquee background, structure, roofing system, interior metal paneling, exterior signage, electrical system, and steel cabling supports. Additionally, the report includes a preliminary engineer’s cost estimate for restoration. The report recommends various degrees of repair from general maintenance to replacement of components and systems as most of the components are in fair to poor condition.
On February 6, 2024, City Staff from Administration met with the Babcock Improvements Committee, and they gave their support to present this item to the larger Council body. The Babcock Improvements Committee is comprised of Matt Blakeslee, Katy Easton, Kim Olsen, Kendra Shaw, and Ruth Towe.
Next steps are for City Facilities Division to issue an RFP for rehabilitation and restoration of the marquee. The decision to issue an RFP versus bidding out the work is to secure services from a contractor who specializes in this type of work to ensure the best quality of craftsmanship. Additionally, since the engineers’ cost estimate is just that, the goal is to encompass all rehabilitation components within the RFP submission criteria to lessen scope creep and ensure an accurate amount of funds are appropriated.
Art House would like to sunset using the rail board as the red letters are difficult to source with the only real option for replacement being custom-made which is cost prohibitive. They propose replacing the letter rail boards with a digital board.
City of Billings Historic Preservation Ordinance Section 6-707 and 6-711 designates that any Subject Property located within one of the two local historic districts (Montana Ave and Old Town) requires review by the Yellowstone Historic Preservation Board before any exterior modifications can be made. The Babcock Building is not located in one of the two historic districts which means any upgrades or rehabilitation projects are not subject to local review and exterior modifications are allowed. The intent of any rehabilitation will be to retain as much of the original design aesthetic as possible while ensuring a structurally sound persisting historic visual element of the Babcock Theater.
STAKEHOLDERS
City of Billings City Council, City of Billings Administration Department, Art House Management, LLC, and Babcock Improvements Committee.
ALTERNATIVES
No action is needed at this time.
FISCAL EFFECTS
No action is needed at this time.
Art House will be funding some of the above identified immediate repairs and upgrade items through a Montana Historic Preservation Grant, in-kind donations, and Art House funds. Additionally, Staff will come to Council at a future date requesting approval of a contract for marquee rehabilitation.
Furthermore, to shift the run-to-failure approach to a more proactive maintenance path, Staff will seek ongoing annual funds for improvements through the annual budget process, with an amount to be determined upon further analysis and condition audits.
To date, Art House has invested approximately $78,867 in general repairs such as HVAC maintenance, projector upkeep, and general repairs.
Art House will be funding some of the above identified immediate repairs and upgrade items through a Montana Historic Preservation Grant, in-kind donations, and Art House funds. Additionally, Staff will come to Council at a future date requesting approval of a contract for marquee rehabilitation.
Furthermore, to shift the run-to-failure approach to a more proactive maintenance path, Staff will seek ongoing annual funds for improvements through the annual budget process, with an amount to be determined upon further analysis and condition audits.
To date, Art House has invested approximately $78,867 in general repairs such as HVAC maintenance, projector upkeep, and general repairs.